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El Segundo Planning Commission approves variance to retain reduced curb cut at 117 Lomita
Summary
The Planning Commission voted 4-0 to approve a variance allowing a reduced 12-foot curb cut for a new two-story, ~4,300 sq ft office/industrial building at 117 Lomita Street, citing lot width and substandard alley conditions that prevent alley-only access under the Smoky Hollow specific plan.
The El Segundo Planning Commission on Nov. 13 unanimously approved a variance to allow a reduced curb cut at 117 Lomita Street for a new two-story office/industrial building.
Planning staff member Paul told commissioners the site is 40 feet wide with a 14-foot alley, conditions that prevent vehicles from entering from the alley and turning around to exit. "The 40-foot width does not allow for cars to park at a 90-degree angle and then have enough backup space so they can turn around and exit through the alley," Paul said, arguing the narrow lot and substandard alley justify a variance to the Smoky Hollow specific plan.
Staff said the proposal would narrow an existing 22-foot curb cut to 12 feet, expanding sidewalk and curb parking space. "Reducing the existing curb cut to just 12 feet expands the sidewalk area for pedestrians and also expands the curb space for on-street parking," Paul said.
The project team’s architect, David of Valley Architects, said the lot width makes alley-only access infeasible even after consulting parking specialists. "We reached out to four parking consultants...it just simply wouldn't work in any fashion," he said, adding that required accessible stalls and aisle widths make alley access impractical.
Property owner Mark Slaz said the design includes a small lobby/stair to help activate the street and that the project aligns with the Smoky Hollow goal of bringing activity to the corridor.
Commissioners discussed whether the Smoky Hollow requirement to eliminate curb cuts for new construction should be revisited for narrow lots. One commissioner noted that roughly 30% of parcels on Smoky Hollow West are 40 feet wide, and staff agreed a code cleanup could be considered in the future to avoid repetitive variances.
The motion to approve the variance and associated resolution passed on a roll-call vote: Chair Maguire Aye; Commissioner Christen Aye; Commissioner Taylor Aye; Commissioner McCafferty Aye. The minutes recorded a 4-0 vote in favor.
